Summer Heat and Your Asphalt: What NJ Business Owners Need to Know

Most commercial property owners only think about asphalt when something goes wrong — a pothole appears, a parking lot crack spreads, or a customer trips on uneven pavement. By that point, a small maintenance issue has turned into a costly repair or, worse, a liability problem.

Summer in New Jersey is prime time for commercial asphalt to show its weaknesses. But it is also prime time to address them. Whether you manage a retail shopping center, a medical office complex, a warehouse, or a municipal property, understanding how heat affects asphalt and what to do about it is essential knowledge for any property manager.

HOW SUMMER HEAT AFFECTS COMMERCIAL ASPHALT

Asphalt is a flexible pavement material — that is actually one of its strengths. But flexibility becomes a problem when temperatures rise. In full New Jersey summer sun, asphalt surfaces can reach temperatures of 150 degrees Fahrenheit or more. At those temperatures, the binder that holds asphalt aggregate together can begin to soften, making surfaces more vulnerable to:

Rutting: Heavy trucks or frequent turning movements create grooves and depressions in softened pavement.
Shoving: The surface displaces laterally, creating uneven humps and ridges.
Oil spots and chemical damage: Softened asphalt is more susceptible to damage from vehicle fluids, which can strip the binder and create pitting.
Cracking acceleration: Thermal expansion during summer days and contraction at night accelerate existing crack progression.

According to the Asphalt Institute (https://www.asphaltinstitute.org/), proactive maintenance can extend asphalt pavement life by decades and reduce total lifecycle costs by as much as 60 percent compared to deferred maintenance.

THE MOST COMMON COMMERCIAL ASPHALT PROBLEMS IN NJ

Potholes and Deep Cracking

Potholes in NJ commercial lots typically originate from water infiltration. Water enters through surface cracks, weakens the base material, and when traffic loads are applied — especially from delivery trucks — the surface caves in. Summer storms accelerate this process, and summer heat prevents cracks from naturally closing, keeping the path open for more water damage.

Faded Striping

UV radiation fades parking lot striping aggressively in summer. Faded lines are not just an aesthetic issue — they create confusion for drivers and can create ADA compliance problems if accessible parking spaces are not clearly marked. The Americans with Disabilities Act (https://www.ada.gov/) has specific requirements for parking facility markings that commercial property owners must meet.

Edge Deterioration

Asphalt edges without proper curbing are especially vulnerable in summer. Without containment, pavement edges crumble under vehicle overrun and heat stress. This is why parking lot design professionals routinely recommend installing concrete curbing around asphalt lots.

SUMMER MAINTENANCE PRIORITIES FOR COMMERCIAL PROPERTIES

Sealcoating

Sealcoating is one of the most cost-effective asphalt maintenance services available. Applied to a clean, prepared surface, a quality sealcoat creates a protective barrier against UV radiation, water infiltration, and chemical spills. Summer is the ideal season for sealcoating — warm, dry conditions allow the material to cure properly.

A sealcoated lot also looks dramatically better. That professional, jet-black appearance communicates quality and care to customers, tenants, and visitors.

Crack Filling and Patching

Before applying sealcoat — or as a standalone service — crack filling prevents water from reaching the base layer. Routing and sealing cracks with rubberized crack filler is a proven method that can add years to a pavement's life. For more significant failures, asphalt patching or infrared repair can restore surface integrity without requiring a full replacement.

Parking Lot Striping

After sealcoating or patching, fresh striping completes the job. Properly spaced, clearly marked parking spaces improve traffic flow, reduce accidents, and ensure ADA compliance. Municipal and commercial lots should be restriped whenever lines become difficult to see from a vehicle.

WHEN IS REPLACEMENT THE RIGHT ANSWER

Maintenance can do a lot, but not everything. If your commercial lot is more than 15 to 20 years old, has widespread base failures, or shows extensive alligator cracking across large sections, replacement may be more cost-effective than continued repairs.

During a full replacement, the old pavement is milled or removed, the base is evaluated and repaired as needed, and a new asphalt surface is installed in layers. A properly constructed asphalt lot, maintained with regular sealcoating and crack filling, should last 20 to 30 years.

PLANNING FOR FALL AND BEYOND

One of the smartest things a commercial property manager can do in summer is plan ahead. With reputable NJ asphalt contractors often booked weeks out, scheduling fall maintenance during summer months ensures your property is protected before winter weather arrives.

WORK WITH A COMMERCIAL ASPHALT CONTRACTOR WHO KNOWS NJ

Tomasso Contracting has served commercial clients across Union, Middlesex, Monmouth, Somerset, Morris, and Essex counties for over three decades. From parking lot paving and striping to asphalt repairs and sealcoating, our commercial paving crews deliver professional results with clean finishes.

Ready to protect your investment? Call Tomasso Contracting at 732-381-2002 or visit tomassocontracting.com/commercial-asphalt-contractor for a free commercial estimate. Do not wait for a pothole to turn into a problem — schedule your assessment today.